The Wing, Sandford Manor, Sandford Lane, Woodley, Reading, RG5 4SY

UPRN:14038224Semi-Detached HouseBeds -Built 1900-1929

FreeholdCouncil Tax: -EPC: D (56)

Data freshness:Listing· freshPrice Paid· freshPlanning· 6mo agoEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

The Wing, Sandford Manor, Sandford Lane, Woodley, Reading, RG5 4SY

HP Score

/ 100

Strong

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£740,000

£592k - £889kLow

Estimate

£740k

Range

£592k – £889k

Rent Estimate (pcm)

£3,000

£3k - £3k

Monthly

£3,000

Yield

3.00%

Verdict

Derived from HomePortfolio scores

The Wing earns an INVESTIGATE rating with HP Score 79/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (61/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

62/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

61/ 100

Moderate

Transit & Bike

Transit 14Bike 56

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [sold-comps -114.3%, £/sqft -114.3%] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.1%· as of 31 Oct 2026
Rental economics0/40
gross yield 3.0%; range width penalty ×0.87
- valuation_snapshotsrent estimate 3000/mo (range 2750-3250)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,988/mo, -100% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 42 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 5 Nov 2026
Risk & liquidity9.2/15
267 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£900,000£1,380,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£1,200,000

At the asking price

Monthly rent£3,000/mo

Evidenced range £2,750-£3,250

Interest rate5.4%

Loan to value75%

Cash required: £425,050
Net cash flow: -£1,973/mo
Cash on cash: -5.6%
Score at this price: 9

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.74 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.1%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 3000/mo (range 2750-3250)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 3000/mo (range 2750-3250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 42 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£740,000

Rent Estimate (pcm)£3,000

Gross Yield3.00%

1y Growth-

3y Growth+1.1%

5y Growth+1.9%

10y Growth+2.0%

Last Sold Price£725,000 (2011-07-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RG5 4SY

Approval Rate

100%12mo

Development

low

262510
APPLICATION FOR WORKS TO PROTECTED TREE(S) TPO-0170-1980. T1 (Oak) Reduce crown to 2.5m consent following new growth.
Pending
262116
Application for a certificate of lawfulness for the proposed change to the existing rear extension roof, from a glazed roof to a solid tiled roof.
Pending
262080
Householder application for the erection of a boundary fence and level changes. (retrospective)
Pending

View Planning Timeline

Ownership

Corporate Ownership57.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2011-07-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,538

Population Density-

Owner Occupied83%

Age Distribution

0-15 22%16-64 63%65+ 15%

View Area Profile

Schools Nearby

Woodley CofE Primary School
0.3 mi
Good
Rivermead Primary School
0.8 mi
Report card2026
Ofsted no longer awards a single overall grade.
Willow Bank Junior School
0.9 mi
Inspected as Willow Bank Junior School (URN 109890) on 22 Mar 2023
Willow Bank Infant School
0.9 mi
Inspected as Willow Bank Infant School (URN 109889) on 6 Jul 2022

4 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Rundale Sandford Lane
-
£995k
-
Mill Close Sandford Lane
-
£965k
-
Tawnies Sandford Lane
-
£1.32M
-
Sandford House Sandford Lane
-
£825k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN